Brownstone Facade : Brownstone or Paint ?

I feel your pain about the cost of redoing your facade with stucco. Although most brownstones painted with cementitious paint look pretty bad after about 3-4 years, I’ve seen it work as a long term solution. Not sure where the difference lies. Probably intensive preparation and a skilled contractor. So maybe get bids on painting and be prepared to go with one at the higher end. It’ll still be cheaper than rebrownstoning.

stoopsitter

in General Discussion 2 years and 11 months ago

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Guest User | 2 years and 11 months ago

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Hi, we are living in Bed-Stuy, homeowner of a nice Brownstone. The facade has some cracks and it is time to redo the facade. We are meeting some contractors. We would like to know which is the best to last long. Brownstone or Painting ? Brownstone seems fragile to water and cold temperatures. the price is very different, as we have other work coming it could be nice to save on the budget. But at the same time we want to know what it the best for the house and value. Any advice welcome. Thanks !

andriywww1990 | 2 years and 11 months ago

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Mortar and stone are not made to be painted. I suppose now a days there are paints made for this type of application but the old belief is that these things should not be sealed or painted as doing so can trap moisture and even water and as it freezes it will cause further problems.

Wait and see what others say as there may be product for this application. And read about it on the internet. Look for articles by people who don’t have an agenda.

RobertGMarvin

in General Discussion 2 years and 11 months ago

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Keep in mind that restoring the brownstone involves applying a layer of brownstone-colored cement. Actual brownstone quarries have been closed for generations.

JohnHancock | 2 years and 11 months ago

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And paint won’t fix your cracks, probably make it worse…

andriywww1990 | 2 years and 11 months ago

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To what jh has said, if you have cracks and paint and water finds its way in someplace and travels down and cannot get out because of the paint, it will freeze in the winter and as water freezes, it expands by 9% and that 9% is enough to dislidge mortar.

cate | 2 years and 11 months ago

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Also, if you are living in a historic district, you will need LPC approval at the staff level before proceeding.

irfan | 2 years and 11 months ago

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Proper repair will last longer and look better than paint. But the cost can be significant. If you go paint, you will have to have it removed one day before doing a proper repair, which can be a huge cost. Having done a few of these jobs on my own properties, I would recommend getting several bids and looking at lots of examples of their work in person. There are people who do good work for fair prices, and people who do poor work.

Understand that this is an expensive project, figure out what you can afford, and then work with someone to design a scope in bits and pieces that fits your budget. For example, Someone can do a repair of only what’s absolutely necessary to limit damage to the facade and prevent further deterioration without a full replacement. And you can Separate out the stoop work from the facade work if the budget is tight. If you’re not in a landmark area, you could I guess do just the scratch coat and wait a year or two to do the top coat. Doesn’t look good but I’ve seen it done. Not sure it’s really recommend. That’s beyond my knowledge. Good luck!

irfan | 2 years and 11 months ago

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Proper repair will last longer and look better than paint. But the cost can be significant. If you go paint, you will have to have it removed one day before doing a proper repair, which can be a huge cost. Having done a few of these jobs on my own properties, I would recommend getting several bids and looking at lots of examples of their work in person. There are people who do good work for fair prices, and people who do poor work.

Understand that this is an expensive project, figure out what you can afford, and then work with someone to design a scope in bits and pieces that fits your budget. For example, Someone can do a repair of only what’s absolutely necessary to limit damage to the facade and prevent further deterioration without a full replacement. And you can Separate out the stoop work from the facade work if the budget is tight. If you’re not in a landmark area, you could I guess do just the scratch coat and wait a year or two to do the top coat. Doesn’t look good but I’ve seen it done. Not sure it’s really recommend. That’s beyond my knowledge. Good luck!

housebywe | 2 years and 11 months ago

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While as professionals, we would always advise mortar with reputable craftsman, as homeowners… well, we did paint ours in 2006 (mortared the bottom floor and stoop, painted the rest) and it has held up beautifully. If a peel or crack appears, I scrape it and patch. Feel free to stop by or place and have a look – 294 Macon Street.

Augustiner | 2 years and 11 months ago

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If it’s painted properly with good preparation (sealing all cracks, remove any loose material and rebuild deteriorated areas with cement) then it will last and look good.
Of course a resurfaced brownstone will always look sharper. But it’s also 10 times more expensive.

tbirddies | 2 years and 11 months ago

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any idea what is best type of paint?

RobertGMarvin

in General Discussion 2 years and 11 months ago

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A paint intended for masonry, that will permit water vapor to escape

brokelin | 2 years and 11 months ago

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Do take a look on google maps at the address housebywe gave above.

In my opinion, painted brownstones usually look terrible because they are usually in a shade of pinkish-brownish trying to resemble brownstone, and paint does a horrible job of trying to look like a brownstone color.

If I have the the house right on google maps, that house is painted in an off-white color above the stoop and garden floor, and looks really good (at least on my computer screen, I haven’t seen it in person), compared to brownstone-colored painted brownstones.

housebywe | 2 years and 11 months ago

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That’s correct, brokelin. We used Benjamin Moore’s “Phelp’s Putty” to approximate a limestsone shade and avoid the brown trap.